Lawyer vs Notary vs Engineer vs Estate Agent in Greece: Who Does What When You Buy Property?

What is the difference between the four professionals?

The four roles can be understood by separating the main question each is engaged to answer.

The European e-Justice Portal's description of Greek legal professions explains the institutional role of notaries. The Greek government's transfer procedure identifies their formal responsibilities in a digital property transaction.

The essential distinction is between formal transaction compliance, buyer-side investigation and commercial intermediation.

A sale can involve all four professions without every aspect of the property having been independently assessed.

Who works for the buyer?

This depends on the actual professional engagement.

• A lawyer independently appointed by the buyer is engaged to advise that buyer.
• An engineer independently appointed by the buyer performs the technical assignment agreed with that buyer.
• A notary acts impartially in their public-office capacity, regardless of which party arranged the appointment.
• An estate agent may have an agreement with the seller, buyer or both.

It would be inaccurate to claim that every estate agent automatically acts exclusively for the seller, or that an engineer can never carry out professionally valid work when commissioned by the seller.

The key is to distinguish professional obligations, contractual scope and the person whose specific questions the assignment is intended to answer.

What this means for the buyer: Find out who appointed each professional and obtain clarity about their work before treating any statement as an independent conclusion.

What does a property lawyer check in Greece?

A buyer's Greek lawyer focuses on the legal rights being acquired and the contractual consequences of the purchase.

A meaningful property-law assignment can include ownership verification, examination of historical title records, investigation of registered encumbrances and advice on agreements.

The Greek Lawyers' Code, Law 4194/2013, expressly recognises title investigation and reports concerning property rights. Article 73 addresses remuneration for examining ownership titles and searching transfer, mortgage and seizure records.

Source: Greek Lawyers' Code — Article 73, Title Investigation.

Ownership and title history

The lawyer examines whether the seller has the legal rights they propose to transfer.

Depending on the property's registration history, this can involve reviewing prior deeds and relevant records maintained through the Hellenic Cadastre or historical registry system.

For example, the seller might be offering full ownership while the legal records reveal only partial ownership or a different kind of property right.

The lawyer should establish whether the rights being offered match the intended contract.

Mortgages and encumbrances

The lawyer investigates registered burdens and other legally relevant restrictions within the agreed search scope.

These can include:

• Mortgages and mortgage prenotations.
• Registered seizures.
• Usufruct or other third-party rights.
• Certain claims or legal restrictions.
• Other entries that could affect ownership or completion.

An identified mortgage does not necessarily make a purchase impossible.

It may be possible to arrange its discharge in connection with completion, subject to the applicable legal requirements.

But the buyer needs to understand exactly what must happen, who is responsible and which documentary evidence will establish that the issue has been resolved.

Cadastral records

The lawyer may examine the registered property rights, relevant deeds and the property's cadastral identification number, known as KAEK (Κωδικός Αριθμός Εθνικού Κτηματολογίου).

A KAEK identifies a cadastral property record. It does not independently establish that the building's actual layout is authorised or that every physical boundary is correct.

Legal and technical information sometimes need to be reconciled.

Contract review

The buyer's lawyer can review reservation agreements, preliminary contracts and the final deed within the agreed engagement.

Important matters can include payment conditions, deposit risk, seller obligations, representations, outstanding documents, completion deadlines and consequences if a problem prevents the purchase.

For a foreign buyer purchasing remotely, the lawyer may also advise on a power of attorney, subject to the appropriate authorisation requirements.

What should the lawyer provide?

Ask for a documented explanation of the results.

A useful buyer-side legal report or written communication should identify:

1. The property and rights investigated.
2. The main documents and registers examined.
3. Whether ownership and relevant burdens were checked.
4. Legal problems or uncertainties identified.
5. Matters that must be resolved before signing.
6. Matters excluded from the assignment.

A formal report is not automatically included in every lawyer's engagement. It should be expressly agreed.

What this means for the buyer: The lawyer's value is not simply being present at the notary's office. It is the legal investigation and advice performed before the buyer makes an irreversible decision.

Read What Does a Property Lawyer Check in Greece? for the detailed investigation framework.

Is a lawyer legally required to buy property in Greece?

For an ordinary residential purchase, the buyer generally is not legally required to have a lawyer present at the notarial signing.

Greek legislation made lawyers' attendance at the relevant property contracts optional from 1 January 2014.

The change appears in the provisions introduced by Law 4093/2012, concerning the previously compulsory presence of legal counsel in certain notarial real-estate transactions.

Sources: Law 4093/2012 — Relevant Provision and Panhellenic Federation of Property Owners — Transfer Procedures.

This rule concerns mandatory attendance in the ordinary transaction. It does not establish that every complex matter can be handled without legal representation or specialist advice.

Why appoint a lawyer if the law does not require one?

Because the buyer's legal interests and the notary's statutory role are not identical.

A notary must perform the legally required formalities and exercise independent professional duties.

But the buyer may require a separate investigation into historical ownership, burdens, unusual rights, deposit protections or contractual risks.

Those tasks should not be assumed to have been performed to the buyer's preferred scope merely because the transaction has reached the notary.

The absence of a legal obligation to appoint a lawyer is not evidence that the underlying legal risks are absent.

What does the Greek notary do?

The Greek notary is a public official responsible for preparing and authenticating legal documents, including property-transfer deeds.

The Hellenic Notary Association describes notaries as independent and impartial professionals who advise the parties objectively and help ensure the legality of the transaction.

This is an important distinction from a legal adviser exclusively appointed by one party.

Preparing the purchase deed

The notary prepares the formal instrument recording the transaction, using the information and documentation required by law.

The deed identifies the parties, property rights, consideration and relevant legal terms.

The notary also handles the required execution formalities.

Coordinating documents and tax procedures

In a qualifying electronic property transfer, the notary creates the transaction request and invites the parties to authorise the collection of relevant documents.

The government's digital transfer service describes the following sequence:

1. The notary initiates the transfer.
2. Buyer and seller grant the required authorisations.
3. The notary obtains the prescribed documents.
4. The transfer-tax information and payment are processed.
5. The parties execute the formal deed.
6. The deed is submitted for registration through the applicable procedure.

Source: Gov.gr — Digital Property Transfer.

The exact workflow can vary with the transaction and whether the relevant digital services apply.

Registration after signing

Signing the deed is not the end of the ownership-transfer process.

The executed transaction must proceed through the applicable property-registration system.

The government's digital process provides for submission to the Hellenic Cadastre and payment of the corresponding registration charges.

The outcome of registration must be checked.

Source: Gov.gr — Certificate of Registration of a Registrable Act.

What does the notary not automatically do for the buyer?

The notary's statutory responsibilities should not be confused with an unlimited independent investigation commissioned specifically for the buyer.

For example, the notary's collection of documents does not automatically establish that:

• A complete historical title report has been prepared for the buyer.
• Every contractual risk has been assessed from the buyer's perspective.
• The property has undergone a comprehensive physical inspection.
• The asking price has been independently assessed against comparable market evidence.
• Every possible planning or land-use restriction has been investigated beyond the applicable transaction requirements.

This does not diminish the notary's legally important function.

It establishes why the buyer should ask which checks are part of the statutory process and which separate checks need to be commissioned.

Did Greece expand the notary's role in 2026?

Yes.

Law 5293/2026, published in April 2026, established a framework for notaries to perform an expanded one-stop-shop function in property transfers.

Article 15 provides for broader coordination of documentation, administrative steps and certain payment and registration-related functions.

However, Articles 19 and 22 make commencement and the relevant operational arrangements dependent on further implementing decisions, including the geographical scope of the system.

Sources:

• Law 5293/2026 — Article 15
• Law 5293/2026 — Article 19
• Law 5293/2026 — Article 22

As of this guide's verification, the existence of the statutory framework should not be taken as confirmation that every feature is already operational for every property transfer.

Does one-stop-shop mean you no longer need other professionals?

No.

Administrative coordination is different from substantive investigation.

Even where the notary can retrieve documents through an integrated government system, this does not automatically replace:

• Buyer-side legal advice.
• An independent technical inspection.
• Specialist boundary or planning investigation.
• Professional market valuation.
• A buyer-specific review of contractual and financial risks.

What this means for the buyer: Ask the notary which procedures are actually available for the transaction, but continue to distinguish document collection from independent due diligence.

What does an engineer check when buying property in Greece?

A qualified engineer investigates technical matters relating to the building and property, within the statutory framework and the scope of the professional engagement.

Relevant Greek terms include μηχανικός (michanikós) for engineer and Ηλεκτρονική Ταυτότητα Κτιρίου (HTK) for Electronic Building Identity.

Typical technical questions concern permits, plans, authorised construction, building use, discrepancies and the property's physical condition.

Building permits and approved plans

The engineer may examine whether the property has the appropriate building documentation and whether the actual layout corresponds to the approved drawings.

For example, a property could contain an enclosed balcony, additional room or changed internal configuration that does not correspond to the available plans.

Such discrepancies need investigation.

Not every discrepancy has the same legal or technical consequences, and not all can necessarily be corrected in the same way.

Unauthorised construction and changes of use

Greek building legislation places importance on the status of unauthorised works when real property rights are transferred.

Law 4495/2017 and subsequent applicable amendments regulate relevant building-compliance documentation and the treatment of unauthorised construction.

The engineering requirements need to be assessed for the specific property and current legislation.

Source: Law 4495/2017 — Article 83.

Electronic Building Identity

The Electronic Building Identity, or HTK, is a digital record of prescribed information concerning a building or separately owned unit.

The Greek government states that authorised engineers registered with the Technical Chamber of Greece may issue the relevant Certificate of Completeness after the electronic record is finalised, the required inspection is performed and the applicable fee is paid.

Source: Gov.gr — Certificate of Completeness of Building Identity.

Physical condition and hidden defects

A buyer may want to understand damp problems, visible cracking, roof condition, plumbing, electrical installations or the need for major repairs.

An engineer can be engaged to investigate appropriate technical questions, but not every assignment includes every possible specialist assessment.

A basic visual inspection should not be described as a complete structural investigation.

For particular concerns, a civil engineer may need specialist testing or additional professional input.

What should the engineer provide?

Ask for a written inspection scope and, where appropriate, a written report identifying:

• The property inspected.
• Plans, permits and technical documents reviewed.
• Any observed differences between documents and the property.
• Relevant building-legality concerns.
• Visible defects or signs requiring further investigation.
• Questions outside the inspection scope.
• Recommended additional work or documents.

What this means for the buyer: An engineer's certificate for the transfer and a separate inspection commissioned to evaluate the buyer's risks are not necessarily the same service.

Read What Does a Civil Engineer Check in Greece?.

Is the seller's engineer enough, or should the buyer appoint another?

This depends on the buyer's objectives, the property's condition and what work the seller's engineer has performed.

A seller will often arrange the technical documentation required to complete the transfer.

That documentation has legal significance and may be prepared by a properly authorised engineer exercising statutory professional responsibilities.

But the buyer may want a different scope of work.

The distinction does not mean one professional's conclusions are automatically false or inadequate.

It means the buyer should understand which investigation was actually conducted and whether it answers the questions required for their purchase decision.

Does the buyer need an engineer for a modern apartment?

A modern apartment may have fewer apparent technical complications than an older detached home.

But age alone does not establish that the property matches its permits, is free of unauthorised changes or has no significant defects.

The necessary scope should be proportionate to the actual property risks.

What about a detached house or rural property?

Additional checks may concern boundaries, legal access, buildability, land-use limitations and other site-specific issues.

The need for a surveyor or specialist planning advice can be greater in such situations.

An April 2026 amendment in Law 5293/2026 removed the requirement to attach a particular topographical plan to certain transfers in operational cadastral areas only when the specified statutory conditions are satisfied, including the relevant implementation act and unchanged boundaries.

That is not a blanket statement that land surveying or boundary checks are unnecessary.

Source: Law 5293/2026 — Article 16.

What this means for the buyer: Do not confuse a reduced administrative document requirement with proof that the physical site needs no investigation.

What does the estate agent do in Greece?

An estate agent's main function is commercial intermediation.

A broker may introduce properties, arrange viewings, communicate with the seller, help present offers and coordinate information needed for the transaction.

The legal framework includes Law 4072/2012, which regulates Greek real-estate brokerage agreements and professional obligations.

Source: Law 4072/2012 — Article 200.

Does the agent represent the buyer or seller?

The answer depends on the brokerage arrangements.

An agent can have an agreement with the seller, the buyer or both.

Article 200 requires explicit contractual treatment of whether the broker may also act for the other party.

Article 201 provides disclosure obligations concerning dual instructions and certain personal or financial interests.

Source: Law 4072/2012 — Article 201.

A buyer should therefore ask which party engaged the agent and whether the agent receives compensation from both sides.

Is the agent responsible for disclosing property defects?

Greek law does impose relevant information duties on property brokers.

Article 201 addresses the obligation to inform clients and prospective counterparties about property characteristics and factual defects demonstrably known to the broker.

However, that obligation is not equivalent to a comprehensive independent engineering inspection or a complete title investigation.

A duty to disclose known defects is not the same as a guarantee that no undiscovered defects exist.

Can the agent confirm that the property is fairly priced?

An agent may have substantial knowledge of local listings, competing properties and negotiations.

That information can be useful.

But the seller's advertised asking price does not establish the final consideration paid in completed transactions.

And an agent's commercial role, possibly involving transaction-linked remuneration, should be distinguished from independent buyer-funded price research.

Recorded transfer evidence, advertised asking prices, the Bank of Greece's residential appraisal index and official tax values each measure different things.

What should an estate agent provide?

Request the available property information and documents needed to begin due diligence, together with:

• The agent's identity and registration details.
• The agreed brokerage remuneration, if any.
• Disclosure of their role and dual engagement where applicable.
• Property information supplied by the seller.
• Communication of offers and agreed commercial terms.

Brokers should be properly registered under the applicable professional requirements, including relevant Chamber and GEMI registration or qualifying cross-border arrangements.

Source: Greek Government — Estate Agent Registration.

What this means for the buyer: An agent may be a valuable commercial intermediary. But their involvement should not replace independently commissioned legal or technical investigations.

Read Estate Agent Commission in Greece.

Who is responsible when two professions' work overlaps?

Some property problems cannot be examined by only one profession.

For example, the deed may identify one apartment while the approved drawings show a different arrangement.

The lawyer examines the legal property description and rights.

The engineer examines the physical layout and relevant plans.

The notary must work with the documentation applicable to the final deed.

The estate agent may help obtain missing information from the seller.

None of these actions should be assumed to establish that the discrepancy has been resolved until the appropriate professionals have assessed it.

Four examples of overlapping responsibilities

A useful principle is that a problem is not resolved simply because one professional has forwarded it to another.

Someone must determine the outcome, provide the appropriate evidence and explain whether the buyer can proceed.

A practical handover rule

For each outstanding issue, ask the team to record:

Issue identified → responsible professional → required evidence or action → status → decision before signing.

This is a buyer-side coordination method, not a statutory Greek document.

It creates clarity where professional responsibilities overlap.

The four decision gates before buying property in Greece

A practical way to manage the transaction is to divide it into four different questions.

Passing one does not mean that the others have been answered.

Gate 1 — Legal ownership and rights

Question: Does the seller hold the rights being offered, and are there legal burdens or restrictions affecting the transaction?

Lead professional: Buyer's lawyer.

Typical evidence: Investigated title documents, registry findings and an explanation of unresolved legal risks.

Gate 2 — Building and technical status

Question: Does the physical property correspond to the relevant documentation, and have material technical questions been examined?

Lead professional: Qualified engineer, with any additional specialists required.

Typical evidence: Technical records, inspection findings, applicable certificates and documented outstanding issues.

Gate 3 — Formal transfer readiness

Question: Are the required documents, tax procedures, deed and registration arrangements ready?

Lead professional: Notary.

Typical evidence: Finalised transfer documents, applicable tax information, executed deed and subsequent registration confirmation.

Gate 4 — Price and financial decision

Question: Is the agreed purchase price reasonable in light of the available evidence, and can the buyer afford the complete acquisition and ownership costs?

Decision owner: Buyer, supported by relevant independent research, professional advice and financial information.

Typical evidence: Agreed price, relevant market comparisons, available historical transfer evidence, separate tax values and an itemised cost budget.

No single member of the four-professional team automatically provides a complete professional market valuation.

Where one is needed, it should be commissioned from an appropriately qualified valuer.

A decision matrix

These are planning categories, not certificates of legal safety.

Their value is in preventing a buyer from treating administrative progress as proof that every question has been answered.

In what order should you involve the professionals?

The appropriate order depends on the property and transaction.

For an ordinary resale, the following sequence helps keep the work focused.

This is a practical model, not a mandatory statutory timetable.

The most important sequencing principle is to carry out essential legal and technical checks before substantial non-refundable commitments wherever possible.

A buyer should not wait until the final deed has been prepared to discover that no one was independently engaged to investigate a material risk.

Who should coordinate the team?

Coordination is not automatically the same as professional responsibility.

The estate agent may facilitate communication.

The notary may coordinate statutory documents.

The buyer's lawyer may be asked to coordinate the legal and contractual aspects of due diligence.

But unless that role has actually been agreed, a buyer should not assume that one professional has been appointed as the overall manager of every investigation.

What should the buyer ask?

A practical question is:

"Who is coordinating outstanding legal and technical issues for me, and how will I know when an issue is resolved?"

For a foreign buyer managing the process remotely, a shared checklist or documented issue list can be especially useful.

Each item should identify a responsible person, required action and outcome.

The buyer should receive a clear explanation where an issue remains open at the proposed signing date.

What if one professional disagrees with another?

An engineer may identify a technical discrepancy that appears legally important.

A lawyer may consider that discrepancy relevant to the contract, ownership structure or completion conditions.

The notary may require prescribed documents before proceeding.

Such disagreements should be resolved through the appropriate professional investigation rather than by assuming the first opinion settles every dimension of the issue.

Where necessary, request further documentation or specialist advice.

How should you choose the professionals?

A useful selection process focuses on qualifications, independence, scope and communication.

Choosing a lawyer

Confirm that the lawyer is appropriately admitted to practice in Greece and has relevant property experience.

Ask about title investigation, handling encumbrances, cadastral issues and contract review.

Agree in writing on the tasks, fee, expenses and deliverables.

Choosing an engineer

Confirm the engineer's qualifications and authorisation for the relevant technical work.

Explain whether you want a building-document review, physical-condition inspection, boundary investigation or specialist assessment.

Ask what will be inspected and what will be excluded.

Choosing a notary

Clarify availability, experience with the relevant type of property transfer, applicable documentation and arrangements for a foreign buyer.

Ask for the estimated fees, required information and timetable for the deed and registration.

Choosing an estate agent

Verify the agent's business identity and brokerage terms.

Ask whether they represent or receive payment from the seller, buyer or both.

Understand any viewing agreement, exclusivity condition and commission trigger before signing.

Can you use professionals recommended by the agent?

You can consider recommendations.

A recommendation does not automatically establish a conflict, nor does it prove independence.

The buyer should assess any relevant relationships and make an informed decision about who is being appointed and for whose benefit the work is performed.

If independent buyer-side advice is the goal, that independence should be clear from the engagement and professional relationships.

How much do these professionals cost?

The four roles do not follow one common fee structure.

Notary fees have a statutory structure, while lawyer and engineer fees for buyer-side work are generally agreed with the relevant professionals.

Estate-agent remuneration is also freely negotiable under the applicable written brokerage agreement.

Sources: Greek Lawyers' Code — Article 73 and Greek Brokerage Law — Article 200.

For detailed worked examples, see Lawyer and Engineer Fees, Notary Fees and Estate Agent Commission.

The buyer should also budget separately for property transfer tax, registration, translations and any additional professional services.

What this means for the buyer: Paying one professional does not mean the work of another is included.

What about an accountant or tax adviser?

An accountant or tax adviser is a separate professional role that can be important for foreign buyers.

The buyer needs to handle the applicable Greek tax identification and transfer-tax obligations.

For foreign owners, the subsequent E9 property declaration and ENFIA annual ownership tax may also require attention.

AADE's official information confirms the need for an AFM (Αριθμός Φορολογικού Μητρώου) in a Greek property purchase.

Source: AADE — Before Buying Property.

An accountant may assist with tax registration, filings or questions about individual tax residence and obligations.

The notary handles the prescribed purchase-transfer procedures, but a complex personal or cross-border tax position may require separate specialist advice.

An accountant does not replace a property lawyer's title investigation or an engineer's technical checks.

Five mistakes foreign buyers should avoid

Mistake 1 — Assuming the notary is the same as a conveyancing solicitor acting exclusively for the buyer

The Greek notary has an impartial statutory role.

A buyer may separately need a legal adviser engaged to investigate and protect their interests.

Mistake 2 — Treating the Electronic Building Identity as a complete structural survey

The HTK performs a defined technical-documentation function.

It does not automatically answer every question about hidden defects or future repair costs.

Mistake 3 — Assuming that an estate agent who is helpful must be the buyer's exclusive representative

The agent's contractual role and financial arrangements should be checked.

Assistance with viewings or negotiation does not by itself establish independent representation.

Mistake 4 — Believing that the property is fully verified because the deed is nearly ready

Document collection and formal transaction readiness are important, but they do not prove that all independently desired legal, technical and pricing investigations have been completed.

Mistake 5 — Allowing unresolved issues to disappear between professionals

A lawyer may send an issue to an engineer. An engineer may ask for a document from the seller. The notary may await further paperwork.

Unless someone tracks the issue through to a documented outcome, the buyer may not understand what remains unresolved.

The practical remedy is to ask for findings and unresolved questions in writing before signing.

Common questions

Can I buy a property in Greece without a lawyer?

For an ordinary residential purchase, a lawyer's attendance at the notarial deed is generally optional. However, the buyer may still need independent title investigation, contract review and legal advice. Those checks are not automatically replaced by the notary or agent.

Is the Greek notary on the buyer's side?

A Greek notary acts impartially in a public-office capacity and has duties concerning the legality and formalisation of the transaction. The notary is not exclusively appointed to advocate the buyer's interests in the way a separately retained buyer's lawyer is.

Does the engineer check whether the seller owns the property?

An engineer may use cadastral and ownership information for technical documentation, but the buyer's legal title investigation belongs to the appropriate legal professional. Technical and legal records should be cross-checked where necessary.

Does every property need an independent buyer-side engineer?

There is no useful universal answer about the exact additional inspection required. Relevant statutory technical documentation must be supplied as applicable. A separate buyer-side inspection can be commissioned according to the property's condition, complexity and the buyer's risk tolerance.

Can the estate agent recommend the notary, lawyer and engineer?

Yes, recommendations are possible. But the buyer should verify qualifications, relationships, scope and independence instead of assuming that every recommended professional is exclusively representing the buyer.

What this guide cannot establish

This guide cannot certify that any particular property has clean title, compliant building documentation, correct cadastral boundaries or an appropriate market price.

It cannot determine whether a specific professional has fully performed their contractual or statutory duties without reviewing the actual assignment, records and work.

It also cannot confirm that a transaction is risk-free simply because all four types of professional are involved.

A well-managed purchase requires the right checks, performed by appropriately qualified people, supported by appropriate evidence and clearly explained to the buyer.

Related guides

• Complete Guide to Buying Property in Greece — the full buying process.
• The Property Buying Process in Greece — the stages from offer to registration.
• Property Due Diligence in Greece — legal, technical and market-evidence checks.
• What Does a Property Lawyer Check? — title, burdens and legal risks.
• What Does a Civil Engineer Check? — permits, plans and technical issues.
• Electronic Building Identity in Greece — what HTK documentation establishes.
• Reservation Agreements and Deposits — commitments made before completion.
• Lawyer and Engineer Fees — commissioning and budgeting for independent work.
• Notary Fees — formal transfer costs.
• Estate Agent Commission — brokerage agreements and fees.

Before committing to a property purchase in Greece, identify which professional is responsible for each investigation and what evidence you will receive. The existence of a professional team matters less than the clarity and completeness of the work actually performed.

The Greek Property Report is independent of estate agencies, property developers and transaction-based commissions. Our buyer-funded research helps organise available price, administrative and property information, but does not replace the statutory role of a notary, a lawyer's legal opinion, an engineer's technical findings or a professional valuation.